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Attorney Anthony Cameron on Mount Lebanon Assessment Appeals

Anthony-Smiling-SQ-pic-bio.jpgHere is Kisner Law Firm attorney Anthony Cameron's take on the 150-plus assessment appeals filed in Mount Lebanon against newly purchased properties.

If you're a new home buyer who has received a notice that your property assessment is being appealed, a substantial tax increase may be at stake. Contact us today for a free consultation.

Tic-Toc - It's Time to File Your Allegheny County Assessment Appeal

BW-SQ-City-County-Bldg.jpgWhile property owners in counties across the Commonwealth enjoy appeal deadlines of August, September, and even October, property owners in Allegheny County have an abbreviated window of opportunity to file their appeals. For 2014, the assessment appeal deadline is March 31. With the total assessed value of residential properties in some communities rising nearly 20% since 2012, property owners should take advantage of this small window of opportunity to file an Allegheny County assessment appeal.

As a result of the reassessment, nearly 133,000 appeals were filed. By January 1, 2014, less than 14,000 of those appeals remained outstanding. The Board of Property Assessment Appeals and Review has seen the number of appeals filed in 2014 drop by nearly 95%. The reassessment, popularly heralded as "flawed" by property owners county-wide can only be corrected through the appeal.

Time is running out. Don't miss your opportunity to file an appeal and potentially save thousands of dollars in taxes. Contact the Kisner Law Firm today for a free consultation regarding your Allegheny County assessment appeal.

Assessing Your Reassessment - Allegheny County Assessment Appeals

BW-RE-SQ-300x300.jpgMillions of Americans spent Presidents' Day weekend working on their 2014 federal income taxes. Although many taxpayers painstakingly review their income tax returns to avail themselves of any lawful deduction, homeowners often forget to take stock of their real estate tax liability. Thousands of Allegheny County property owners will have the misfortune of being on the receiving end of a bloated property tax bill. Even though 130,000-plus Allegheny County assessment appeals were filed as a result of the 2012 countywide reassessment, thousands of properties remain over-assessed. Some school districts and municipalities have elected to freeze millage rates, but many are increasing 2014 millage rates. Whether the increases are the result of successful homeowner appeals or another revenue-generating directive, millage rate increases mean that real estate tax bills will increase.

Property valuation is not an exact science. Your assessment could be very different from your neighbor's based on the size and age of your home and the date of purchase. At Kisner Law Firm, we have the tools to assess your home's value and the experience to fight for a fair property assessment on your behalf.

The deadline for filing Allegheny County property assessment appeals is March 31, 2014, which is about two weeks before you have to answer to Uncle Sam. When it comes real estate taxes, don't leave money on the table. If you're considering filing an appeal of your property value, contact the Kisner Law Firm for a free consultation.

When to expect property tax millage rates for school districts

BW-SQ-City-150x150.jpgSome property owners in Allegheny County will likely have to wait until July before they know how much in taxes they will be paying this year.

State law gives Pennsylvania school districts until June 30, 2013 to formally adopt a budget for the 2013-2014 school year. The millage rate for property owners is determined by the amount of revenue allocated in each school district's budget after it is approved.

Though some districts, including the city of Pittsburgh, have finalized their budgets, most have not. The Moon Area School Board has begun the process, but is not expected to adopt a plan until June 24. Debate on the budget is well underway in Mt. Lebanon, but a vote is not expected on that budget until sometime in May. The same is true in many other districts around the county.

Will your taxes go up or down?

In light of the recent property tax revaluation, most millage rates will go down compared to the 2012-2013 school year. But, with an increased assessment, this could still mean that some homeowners will receive higher tax bills..

In addition, in the past two weeks, some homeowners have received notice that their tax bill is going to increase based on their school district's appeal of their current assessment. Many of these appeals are directed at owners who recently purchased their property for more than the assessed value of the home. Homeowners who find themselves in this position should consider contacting us to see if we can help.

The Kisner Law Firm

Though time is running short, the attorneys at the Kisner Law Firm are still able to help. Whether you are fighting to reduce your assessment, or to keep the school district from increasing it, our experienced attorneys can make all the difference. We have helped hundreds of property owners in Allegheny County reduce their property assessments. For a single flat fee, we pledge to fight for you through the administrative appeal process and even to the state court system to get the best possible result.

Whether you are just thinking of filing an appeal, or have already had a hearing and are unsatisfied with the results, the Kisner Law Firm can help. We can step in at any point in the process and fight for you.

We are happy to discuss your case with you personally to help you understand the process and to help you make an informed decision about pursuing a tax reduction or defending against a tax increase.

Contact one of our attorneys today by calling (412) 208-4263 or by sending us an email

Only days left until property assessment appeal deadline

Thumbnail image for BW-SQ-City-County-Bldg.jpgThe last day for Allegheny County property owners to appeal the new assessed values is Monday, April 1-only days away. A year ago, it looked like the owners would not be able to file any appeals early in 2013. But earlier this year, the county changed the law, allowing everyone a second chance to fight their assessments.

Tax bills are being sent out now all over Allegheny County, and property owners are starting to see how significant the increases are as a result of the county-wide reassessment. Assessments for some properties increased by 50%, 100%, or even more. These staggering increases put pressure on homeowners struggling to meet the additional tax burden.

Even owners who tried unsuccessfully to appeal last year are eligible to file a new appeal this year. Thousands of owners filed informal or formal appeals in 2012 but were not able to obtain any reduction. Some just gave up because the process seemed to difficult or daunting.

If your assessment is too high, you need to contact an experienced real estate attorney on your side to help you fight it.

The Kisner Law Firm

The attorneys at the Kisner Law Firm have helped hundreds of property owners in Allegheny County reduce their property assessments. For a single flat fee, we pledge to fight for you through the administrative appeal process and even to the state court system to get the best possible result. We are happy to discuss your case with you personally to help you understand the process and to help you make an informed decision about filing an appeal.

Contact one of our attorneys today by calling (412) 208-4263
or by sending us an email.

Our clients appreciate the personal service they get from our attorneys as we help guide them through the appeal process with hundreds of dollars in tax savings at stake.

Filing deadline

Remember, the deadline to file an appeal of your 2013 property assessment is Monday, April 1.

Final assessment appeal decisions may not come for a year

Thumbnail image for BW-SQ-City-County-Bldg.jpgIt looks as though some property owners in Allegheny County will be left waiting for as long as one year before receiving a final decision on their assessment appeals.

Due to the unusually high number of assessment appeals filed in response to the court-ordered countywide reassessment it is likely that some property owners will not receive a decision on their appeals to the Board of Viewers until 2014.

The Board of Viewers serves as the second step for property owners who are unhappy with their tax assessments. The process of challenging an assessment begins with a formal appeal to the Board of Property Assessment Appeals and Review (BPAAR). Property owners who are unsatisfied with the results of their formal hearing can then make a second appeal to the Board of Viewers for a filing fee of $106.

The tax effect of delayed appeal decisions

The likelihood that some cases will not be heard until 2014 means that those property owners whose appeals to the Board of Viewers have yet to be heard will have to pay their 2013 taxes based on the values that they are challenging. Property owners whose challenges result in a reduction of their assessed value will receive a refund on the difference between their new assessed value and their actual payment.

Municipal governments in Allegheny County have until Jan. 31, 2013 to set their millage rates and pass their final budgets. The communities are usually required to do so by the end of the year, but were given a one-month extension in early December by Judge Wettick. Once those municipal budgets are passed and the millage rate is set, property owners will receive a tax bill based on either their new 2013 assessed value or the result of their formal appeal to BPAAR, commonly referred to as a "first round appeal."

Over 100,000 appeals have been filed

The total number of formal assessment appeals in Allegheny County ballooned to over 100,000 this year. This fall, BPAAR was hearing as many as 2,000 cases per day.

As BPAAR has decided more and more first-round cases, the number of second-round appeals to the Board of Viewers has also risen dramatically. A seven-member committee, The Board of Viewers has divided itself into five panels. The panels are each hearing about 15-18 cases per day.

Michelle Lally, the administrative chair for the Board of Viewers, has stated in published reports that the board is encouraging property owners and taxing bodies to reach a settlement on the appeals that are brought before it. However, the board can review evidence, take sworn statements, and issue a binding decision in the event that a settlement cannot be reached.

The Kisner Law Firm

The Kisner Law Firm can step in at any time to provide representation, even if you have already had your formal hearing. If you are an owner who wasn't satisfied with your first appeal and are looking for representation for your second round case, the Kisner Law Firm is ready to step in and represent you to give you the best chance of reducing your assessed value. For a low flat fee, we will:

  • Analyze your property using our professional-level databases
  • Prepare a strong body of evidence for your appeal
  • Represent you at your hearing

We are pleased to provide all potential clients with complimentary evaluations of their properties. If we don't think the case is strong, we won't recommend that the property owner spend more money hiring an attorney. But if we believe we can put together a strong case, we will move forward with representation. If you have any questions about the assessment appeal process, or if you need representation for an upcoming hearing, contact the Kisner Law Firm today.

Assessment Appeals: Frequently Asked Questions

BW-SQ-City-150x150.jpgThe court-ordered 2013 property reassessment leaves many Allegheny County property owners with questions. Information comes from many sources-the media, the courts, and the county-and sometimes it can be hard to digest all of it. In talking to hundreds of property owners in Allegheny County, we have found that some questions keep coming up. So this page includes many of the most frequently asked questions about the 2013 reassessment and the assessment appeal process.

How much are my taxes going to increase?

The exact amount of your tax increase will not be known until all 2013 millage rates are published. But it is not necessarily true that an increased assessed value will mean increased taxes, because taxing authorities are required to adjust their millage rates down to account for a reassessment that raises values across the board.

How much will I save if I get a reduction in my assessed value?

A good rule of thumb is that every $10,000 in assessed value means $250-$300 per year in taxes.

Should I hire an attorney to represent me at the appeal hearing?

Property owners can represent themselves at the appeal hearing and at the Board of Viewers, but it may be a bad idea. Experienced attorneys will give you the best chance at reducing your value and your tax bill. At the Kisner Law Firm, we know how to put together the strongest possible case for the lowest possible value. After we provide a complimentary evaluation, we only recommend retaining our firm if we believe we have a strong case.

How long does it take to get results back after the formal appeal hearing?

So far, in 2013, we are finding that most results take at least 6-12 weeks to be mailed after the hearing date.

How long do I have to appeal to the Board of Viewers?

If you are not satisfied with the result of the formal appeal hearing, you must appeal to the Board of Viewers within 30 days by filing with the Court of Common Pleas.

Is it too late to start an appeal this year?

The deadline to file a formal appeal was April 2, 2012. The court did allow late appeals to be filed as recently as August 28, but it is unlikely that any any more new appeals will be allowed in the year 2012. However, there may be another opportunity for owners to appeal early in 2013, just as they can in a typical (non-reassessment) year.

Allegheny County Reassessments - Final Informal Decisions

BW-RE-SQ-300x300.jpg

Many of the nearly 69,000 Allegheny County property owners who requested informal appeals as a result of the $11 million court-ordered real-estate revaluation are still waiting on decisions from their hearings. These decisions could have a considerable impact on County property owners moving forward into the formal appeal proceedings. Approximately 47% of property owners who filed informal appeals were awarded a reduction in their assessed value, though some of these homeowners will see less than $10,000 shaved off of their tax bills. As a result, some of the 100,000-plus property owners who filed formal appeals may drop their challenges. Many property owners, however, will not receive a favorable decision. To be sure, half of of the informal appeals resulted in no change at all to the value of their property and three (3) percent even saw an increase in their assessed value. For these individuals, a special appeal may represent the best opportunity to effectively dispute their reassessment. Whether you have already filed a formal appeal, received unfavorable informal results, or missed the April 2nd deadline and would like to file a late appeal, the Kisner Law Firm may be able to help you.

Presenting Your Best Case

The Kisner Law Firm is already representing hundreds of owners across Allegheny County. Our firm uses professional-level real estate tools including a real estate database powered by RealSTATs that allows us to analyze any property in Allegheny County by looking at the statistical information and comparable sales data. This methodology allows us to present the best possible case at your appeal.

Filing A Late Formal Appeal

While the deadline to file an appeal for the 2013 reassessed values has already passed, it may not be too late to get your appeal filed. In late August, Judge R. Stanton Wettick is hearing Motions to file late appeals. Following the procedures prescribed by the County, Kisner Law Firm can step in immediately on your behalf and represent your interests before both Judge Wettick and the Review Board. The experience and professional services offered by Kisner Law Firm can greatly increase the likelihood that your late appeal will be accepted. Don't miss out on the last opportunity of the year to save yourself hundreds, if not thousands of dollars, in real estate taxes.

Kisner Law Firm

The Kisner Law Firm can step in at any time to provide representation, even if you have already had your formal hearing. When the hearing date or court date (for Board of Viewer appeals) arrives, you don't even need to attend. For a low flat fee, we will take care of everything for you at the formal hearing and even at the Board of Viewers (if necessary). We need at least one week notice so we can fully prepare. The Kisner Law Firm can provide you with a free evaluation of your case and the kind of evidence we can put together for your appeal. Contact the Kisner Law Firm today for an evaluation of your case so you can win the fight to lower your real estate taxes.

Reassessing Property Reassessments

BW-SQ-City-County-Bldg.jpgAllegheny County Property Reassessments have been a hot topic for County residents and lawmakers for the majority of 2012. Recently, the Pennsylvania State Legislature removed a provision from Senate Bill 1546 which would have allowed counties to opt out of court-ordered reassessments. For Allegheny County property owners, this means that the County will proceed with the court-ordered reassessments and that property owners will see a change in their tax bills for 2013. Because it is unlikely that another countywide reassessment will take place in the next 10 years, these new values could stay with property owners for another decade. With tax implications potentially lasting another 10 years, now, more than ever, it is important for property owners to consider an assessment appeal.

It's Not Too Late

While the deadline to file an appeal for the 2013 reassessed values has already passed, it may not be too late to get your appeal filed. For those of you who missed the April 2 deadline, Kisner Law Firm may be able to help you with a late appeal.

In late August, Judge R. Stanton Wettick is hearing Motions to file late appeals. Following the procedures prescribed by the County, Kisner Law Firm can step in immediately on your behalf and represent your interests before both Judge Wettick and the Review Board. The experience and professional services offered by Kisner Law Firm can greatly increase the likelihood that your late appeal will be accepted. Don't miss out on the last opportunity of the year to save yourself hundreds, if not thousands of dollars, in real estate taxes.

The Kisner Law Firm

The Kisner Law Firm is already representing hundreds of owners across Allegheny County, and we can step in at any time to provide representation, even if you have already had your formal hearing. We need at least one week notice so we can fully prepare. When the hearing date or court date (for Board of Viewer appeals) arrives, you don't even need to attend. For a low flat fee, we will take care of everything for you at the formal hearing and even at the Board of Viewers (if necessary). The Kisner Law Firm can provide you with a free evaluation of your case and the kind of evidence we can put together for your appeal. Our firm uses professional-level real estate tools including a real estate database powered by RealSTATs that allows us to analyze any property in Allegheny County by looking at the statistical information and comparable sales data. Contact the Kisner Law Firm today for an evaluation of your case so you can win the fight to lower your real estate taxes.

Late Filing Your Allegheny County Property Assessment Appeal?

BW-RE-SQ-300x300.jpgThe deadline to file an appeal for the 2013 reassessed values was April 2, and many property owners elected to file appeals. There are, however, many property owners who did not file timely appeals for one reason or another. For those of you who missed the April 2 deadline, Kisner Law Firm may be able to help you with a late appeal.

Last chance to file your appeal

In July and August, Judge R. Stanton Wettick is hearing Motions to file late appeals. Following the procedures prescribed by the County, Kisner Law Firm can step in immediately on your behalf and represent your interests before both Judge Wettick and the Review Board. The experience and professional services offered by Kisner Law Firm can greatly increase the likelihood that your late appeal will be accepted. Don't miss out on the last opportunity of the year to save yourself hundreds, if not thousands of dollars in real estate taxes.

Consider legal representation

Whether you are among the property owners who filed an appeal and are waiting for a hearing to be scheduled, or if you are considering filing a late appeal, you should consider retaining an attorney to represent you. An experienced real estate attorney will help you avoid the most common mistakes and help you put together the strongest possible case for the lowest possible assessed value.

You are not required to have an attorney to appeal your property assessment, but there are many advantages of having one. If you choose to represent yourself at the formal hearing without being properly prepared, be advised that the assessed value for your home may actually increase as a result of the hearing.

The Kisner Law Firm

The Kisner Law Firm is already representing hundreds of owners across Allegheny County, and we can step in at any time up until your hearing if you have one coming up. We need at least one week notice before the hearing date so we can fully prepare. When the hearing date arrives, you don't even need to attend. For a low flat fee, we will take care of everything for you at the motion hearing, the informal and formal hearings, and even at the Board of Viewers (if necessary). The Kisner Law Firm can provide you with a free evaluation of your case and the kind of evidence we can put together for your appeal. Our firm uses professional-level real estate tools including a real estate database powered by RealSTATs that allows us to analyze any property in Allegheny County by looking at the statistical information and comparable sales data. Contact the Kisner Law Firm today for an evaluation of your case so you can win the fight to lower your real estate taxes.

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Pittsburgh, PA 15219
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